60.85(1)(q)
(q) "Value increment" means the equalized value of all taxable property in a tax incremental district in any year minus the tax incremental base. In any year "value increment" is positive if the tax incremental base is less than the aggregate value of taxable property as equalized by the department of revenue; it is negative if that base exceeds that aggregate value.
60.85(2)(a)(a) Subject to
par. (b) and except as provided under
par. (c) and in addition to any other powers conferred by law, a town may exercise any powers necessary and convenient to carry out the purposes of this section, including the power to:
60.85(2)(a)1.
1. Create tax incremental districts and define the boundaries of the districts.
60.85(2)(a)2.
2. Cause project plans to be prepared, approve the plans, and implement the provisions and effectuate the purposes of the plans.
60.85(2)(a)3.
3. Deposit moneys into the special fund of any tax incremental district.
60.85(2)(a)4.
4. Enter into any contracts or agreements, including agreements with bondholders, determined by the town board to be necessary or convenient to implement the provisions and effectuate the purposes of project plans. The contracts or agreements may include conditions, restrictions, or covenants which either run with the land or which otherwise regulate the use of land.
60.85(2)(a)5.
5. Designate, by ordinance or resolution, the town industrial development agency, as agent of the town, to perform all acts under this section.
60.85(2)(b)
(b) The only projects for which a town may expend money or incur monetary obligations as a project cost are the following:
60.85(2)(b)5.
5. Residential development, but only to the extent that it has a necessary and incidental relationship to a project listed in
subds. 1. to
4.
60.85(2)(b)6.
6. Retail development that is limited to the retail sale of products that are produced due to a project that is developed under
subd. 1.,
2. or
3.
60.85(2)(b)7.
7. A project that is related either to retail purposes, or to a purpose for which a city may create a district under
s. 66.1105, except that this subdivision applies only to the town of Brookfield in Waukesha County, and the town may create only one district to which this subdivision applies.
60.85(2)(c)
(c) Except as provided in
par. (b) 7., no town may exercise any power under this subsection within the extraterritorial zoning jurisdiction of a city or village, as that term is defined in
s. 62.23 (7a) (a), unless the city's or village's governing body adopts a resolution which approves the town's exercise of power under this subsection within such an extraterritorial zoning jurisdiction.
60.85(3)
(3) Creation of tax incremental districts and approval of project plans. In order to implement the provisions of this section, the following steps and plans are required:
60.85(3)(a)
(a) Holding of a public hearing by the planning commission at which interested parties are afforded a reasonable opportunity to express their views on the proposed creation of a tax incremental district and the proposed boundaries of the district. Notice of the hearing shall be published as a class 2 notice, under
ch. 985. Before publication, a copy of the notice shall be sent by first class mail to the chief executive officer or administrator of all local governmental entities having the power to levy taxes on property located within the proposed district and to the school board of any school district which includes property located within the proposed district. For a county with no chief executive officer or administrator, notice shall be sent to the county board chairperson.
60.85(3)(b)
(b) Designation by the planning commission of the boundaries of a tax incremental district recommended by it and submission of the recommendation to the town board.
60.85(3)(c)
(c) Identification of the specific property to be included in the proposed tax incremental district. Owners of the property identified shall be notified of the proposed finding and the date of the hearing to be held under
par. (e) at least 15 days prior to the date of the hearing.
60.85(3)(d)
(d) Preparation and adoption by the planning commission of a proposed project plan for each tax incremental district.
60.85(3)(e)
(e) At least 30 days before adopting a resolution under
par. (h), holding of a public hearing by the planning commission at which interested parties are afforded a reasonable opportunity to express their views on the proposed project plan. The hearing may be held in conjunction with the hearing provided for in
par. (a). Notice of the hearing shall be published as a class 2 notice, under
ch. 985. The notice shall include a statement advising that a copy of the proposed project plan will be provided on request. Before publication, a copy of the notice shall be sent by 1st class mail to the chief executive officer or administrator of all local governmental entities having the power to levy taxes on property within the district and to the school board of any school district which includes property located within the proposed district. For a county with no chief executive officer or administrator, notice shall be sent to the county board chairperson.
60.85(3)(f)
(f) Adoption by the planning commission of a project plan for each tax incremental district and submission of the plan to the town board. The plan shall include a statement listing the kind, number and location of all proposed public works or improvements within the district or, to the extent provided in
sub. (1) (h) 1. j., outside the district, an economic feasibility study, a detailed list of estimated project costs, and a description of the methods of financing all estimated project costs and the time when the related costs or monetary obligations are to be incurred. The plan shall also include a map showing existing uses and conditions of real property in the district; a map showing proposed improvements and uses in the district; proposed changes of zoning ordinances, master plan, if any, map, building codes and town ordinances; a list of estimated nonproject costs; and a statement of the proposed method for the relocation of any persons to be displaced. The plan shall indicate how creation of the tax incremental district promotes the orderly development of the town. The town shall include in the plan an opinion of the town attorney or of an attorney retained by the town advising whether the plan is complete and complies with this section.
60.85(3)(g)
(g) Approval by the town board of a project plan prior to or concurrent with the adoption of a resolution under
par. (h). The approval shall be by resolution which contains findings that the plan is feasible and in conformity with the master plan, if any, of the town.
60.85(3)(h)
(h) Adoption by the town board of a resolution which:
60.85(3)(h)1.
1. Describes the boundaries, which may, but need not, be the same as those recommended by the planning commission, of a tax incremental district with sufficient definiteness to identify with ordinary and reasonable certainty the territory included in the district. The boundaries shall include only those whole units of property as are assessed for general property tax purposes.
60.85(3)(h)2.
2. Creates the district as of January 1 of the same calendar year for a resolution adopted before October 1 or as of January 1 of the next subsequent calendar year for a resolution adopted after September 30.
60.85(3)(h)3.
3. Assigns a name to the district for identification purposes. The first district created shall be known as "Tax Incremental District Number One, Town of .... in .... County". Each subsequently created district shall be assigned the next consecutive number.
60.85(3)(h)4.
4. Declares the district to be either an agricultural project district, forestry project district, manufacturing project district, or tourism project district, and identifies the North American Industry Classification System industry number of each activity under each project for which project costs are to be expended; or declares the district to be a project described in
sub. (2) (b) 7.
60.85(3)(h)5.a.
a. That not less than 75 percent, by area, of the real property within the district is to be used for projects of a single one of the project types listed under
sub. (2) (b) 1. to
4. or
7. and in accordance with the declaration under
subd. 4.
60.85(3)(h)5.b.
b. That the improvement of the area is likely to enhance significantly the value of substantially all of the other real property in the district. It is not necessary to identify the specific parcels meeting the criteria.
60.85(3)(h)5.c.
c. That the project costs of the district are limited to those specified under
sub. (2) (b) and relate directly to a project described in
sub. (2) (b) 7. or to promoting agriculture, forestry, manufacturing, or tourism development.
60.85(3)(h)5.d.
d. That either the equalized value of taxable property of the district plus all existing districts does not exceed 7 percent of the total equalized value of taxable property within the town or the equalized value of taxable property of the district plus the value increment of all existing districts within the town does not exceed 5 percent of the total equalized value of taxable property within the town.
60.85(3)(h)6.
6. Confirms that any real property within the district that is intended to be used for a manufacturing project is zoned for industrial use and will remain zoned for industrial use for the life of the tax incremental district.
60.85(3)(i)
(i) Review by a joint review board, acting under
sub. (4), that results in its approval of the resolution under
par. (h).
60.85(3)(j)1.1. Subject to
subd. 2., the planning commission may, by resolution, adopt an amendment to a project plan. The amendment is subject to approval by the town board and approval requires the same findings as provided in
pars. (g) and
(h). Any amendment to a project plan is also subject to review by a joint review board, acting under
sub. (4). Adoption of an amendment to a project plan shall be preceded by a public hearing held by the plan commission at which interested parties shall be afforded a reasonable opportunity to express their views on the amendment. Notice of the hearing shall be published as a class 2 notice, under
ch. 985. The notice shall include a statement of the purpose and cost of the amendment and shall advise that a copy of the amendment will be provided on request. Before publication, a copy of the notice shall be sent by 1st class mail to the chief executive officer or administrator of all local governmental entities having the power to levy taxes on property within the district and to the school board of any school district which includes property located within the proposed district. For a county with no chief executive officer or administrator, this notice shall be sent to the county board chairperson.
60.85(3)(j)2.
2. Not more than once during the 5 years after the tax incremental district is created, the planning commission may adopt an amendment to a project plan under
subd. 1. to modify the district's boundaries by adding territory to the district that is contiguous to the district and that is served by public works or improvements that were created as part of the district's project plan. Expenditures for project costs that are incurred because of an amendment to a project plan to which this subdivision applies may be made for not more than 2 years after the date on which the town board adopts a resolution amending the project plan.
60.85(3)(k)
(k) The town board shall provide the joint review board with the following information and projections:
60.85(3)(k)1.
1. The projects included in the district and the specific project costs, the total dollar amount of these project costs to be paid with the tax increments, and the amount of tax increments to be generated over the life of the tax incremental district.
60.85(3)(k)2.
2. The amount of the value increment when the project costs in
subd. 1. are paid in full and the tax incremental district is terminated.
60.85(3)(k)3.
3. The reasons why the project costs in
subd. 1. may not or should not be paid by the owners of property that benefits by improvements within the tax incremental district.
60.85(3)(k)4.
4. The share of the projected tax increments in
subd. 1. estimated to be paid by the owners of taxable property in each of the taxing jurisdictions overlying the tax incremental district.
60.85(3)(k)5.
5. The benefits that the owners of taxable property in the overlying taxing jurisdictions will receive to compensate them for their share of the projected tax increments in
subd. 4.
60.85(3)(L)
(L) Calculation by the local assessor of the value of all tax-exempt town-owned property, except property described in
sub. (5) (c), in the proposed tax incremental district, as of the day of the district's creation. This information shall be sent to the department of revenue for inclusion in the tax incremental district's tax incremental base that is determined under
sub. (5) (b) or
(d) 1.
60.85(4)(a)1.1. Any town that seeks to create a tax incremental district or amend a project plan shall convene a joint review board to review the proposal. Except as provided in
subd. 2., and subject to
par. (am), the joint review board shall consist of one representative chosen by the school district that has power to levy taxes on the property within the tax incremental district, one representative chosen by the technical college district that has power to levy taxes on the property within the tax incremental district, one representative chosen by the county that has power to levy taxes on the property within the tax incremental district, one representative chosen by the town and one public member. If more than one school district, more than one union high school district, more than one elementary school district, or more than one technical college district has the power to levy taxes on the property within the tax incremental district, the unit in which is located property of the tax incremental district that has the greatest value shall choose that representative to the joint review board. The public member and the joint review board's chairperson shall be selected by a majority of the other joint review board members before the public hearing under
sub. (3) (a) or
(j) 1. is held. All joint review board members shall be appointed and the first joint review board meeting held within 14 days after the notice is published under
sub. (3) (a) or
(j) 1. Additional meetings of the joint review board shall be held upon the call of any member. The town that seeks to create the tax incremental district or to amend its project plan shall provide administrative support for the joint review board. By majority vote, the joint review board may disband following approval or rejection of the proposal.
60.85(4)(a)2.
2. If a town seeks to create a tax incremental district that is located in a union high school district, the seat that is described under
subd. 1. for the school district representative to the joint review board shall be held by 2 representatives, each of whom has one-half of a vote. One representative shall be chosen by the union high school district that has the power to levy taxes on the property within the tax incremental district and one representative shall be chosen by the elementary school district that has the power to levy taxes on the property within the tax incremental district.
60.85(4)(am)1.1. A representative chosen by a school district under
par. (a) 1. or
2. shall be the president of the school board, or his or her designee. If the school board president appoints a designee, he or she shall give preference to the school district's finance director or another person with knowledge of local government finances.
60.85(4)(am)2.
2. The representative chosen by the county under
par. (a) 1. shall be the county executive or, if the county does not have a county executive, the chairperson of the county board, or the executive's or chairperson's designee. If the county executive or county board chairperson appoints a designee, he or she shall give preference to the county treasurer or another person with knowledge of local government finances.
60.85(4)(am)3.
3. The representative chosen by the town under
par. (a) 1. shall be the town board chairperson, or his or her designee. If the town board chairperson appoints a designee, he or she shall give preference to the person in charge of administering the town's economic development programs, the town treasurer, or another person with knowledge of local government finances.
60.85(4)(am)4.
4. The representative chosen by the technical college district under
par. (a) 1. shall be the district's director or his or her designee. If the technical college district's director appoints a designee, he or she shall give preference to the district's chief financial officer or another person with knowledge of local government finances.
60.85(4)(b)1.1. The joint review board shall review the public record, planning documents and the resolution passed by the town board or planning commission under
sub. (3) (h) or
(j) 1. As part of its deliberations the joint review board may hold additional hearings on the proposal.
60.85(4)(b)2.
2. No tax incremental district may be created and no project plan may be amended unless the joint review board approves the resolution adopted under
sub. (3) (h) or
(j) 1. by a majority vote not less than 10 days nor more than 30 days after receiving the resolution.
60.85(4)(b)3.
3. The joint review board shall submit its decision to the town no later than 7 days after the board acts on and reviews the items in
subd. 2.
60.85(4)(c)1.1. The joint review board shall base its decision to approve or deny a proposal on the following criteria:
60.85(4)(c)1.a.
a. Whether the project costs to be expended in the tax incremental district comply with the limitations specified in
sub. (2) (b).
60.85(4)(c)1.b.
b. Whether the development expected in the tax incremental district would occur without the use of tax incremental financing.
60.85(4)(c)1.c.
c. Whether the economic benefits of the tax incremental district, as measured by increased employment, business and personal income, and property value, are insufficient to compensate for the cost of the improvements.
60.85(4)(c)1.d.
d. Whether the benefits of the proposal outweigh the anticipated tax increments to be paid by the owners of property in the overlying taxing districts.
60.85(4)(c)2.
2. The joint review board shall issue either a written statement that, in its judgment, all of the criteria under
subd. 1. have been met or a written explanation describing why any proposal it rejects fails to meet one or more of the criteria specified in
subd. 1.
60.85(5)
(5) Determination of tax increment and tax incremental base. 60.85(5)(a)(a) Subject to
sub. (10) (d), upon the creation of a tax incremental district or upon adoption of any amendment subject to
par. (d) 1., its tax incremental base shall be determined as soon as reasonably possible. The department of revenue may impose a fee of $1,000 on a town to determine or redetermine the tax incremental base of a tax incremental district under this subsection.
60.85(5)(b)
(b) Upon application in writing by the town clerk, in a form prescribed by the department of revenue, the department shall determine according to its best judgment from all sources available to it the full aggregate value of the taxable property and, except as provided in
par. (c), of the town-owned property in the tax incremental district. Subject to
sub. (10) (d), the department shall certify this aggregate valuation to the town clerk, and the aggregate valuation constitutes the tax incremental base of the tax incremental district. The town clerk shall complete these forms upon the creation of a tax incremental district or upon the amendment of a district's project plan and shall submit the application on or before December 31 of the year the tax incremental district is created, as defined in
sub. (3) (h) 2. or, in the case of an amendment, on or before December 31 of the year in which the changes to the project plan take effect.
60.85(5)(c)
(c) The value of real property owned by a town and used for police and fire buildings, administrative buildings, libraries, community and recreational buildings, parks, streets and improvements within any street right-of-way, parking facilities and utilities shall not be included in the tax incremental base established under
par. (b) or
(d) 1.
60.85(5)(d)1.1. If the town adopts an amendment to the original project plan under
sub. (3) (j) for any district which includes additional project costs at least part of which will be incurred after the period specified in
sub. (6) (b) 1., the tax incremental base for the district shall be redetermined by adding to the tax incremental base the value of the taxable property, and, except as provided in
par. (c), of the town-owned property, that is added to the existing district as of the January 1 of the same calendar year for a resolution adopted before October 1 or as of January 1 of the next subsequent calendar year for a resolution adopted after September 30. The tax incremental base as redetermined under this subdivision is effective for the purposes of this section only if it exceeds the original tax incremental base determined under
par. (b).
60.85(5)(d)2.
2. If after January 1 a city or village annexes town territory that contains part of a tax incremental district that is created by the town, the department of revenue shall redetermine the tax incremental base of the district by subtracting from the tax incremental base the value of the taxable property that is annexed from the existing district as of the following January 1, and if the annexation becomes effective on January 1 of any year, the redetermination shall be made as of that date. The tax incremental base as redetermined under this subdivision is effective for the purposes of this section only if it is less than the original tax incremental base determined under
par. (b).
60.85(5)(e)
(e) Annually, no later than May 15, the town clerk shall file with the department of revenue, on a form provided by the department, a list of the expenditures for the district that were made in the previous year.
60.85(5)(f)
(f) The town clerk shall annually, after May 1 but before May 21, by written notice, inform the department of revenue of any amendment to the project plan which has been adopted. The town clerk shall also give written notice of the adoption of an amendment to the department of revenue within 60 days after its adoption. The department of revenue may prescribe forms to be used by the town clerk when giving notice as required by this paragraph.
60.85(5)(g)
(g) The department of revenue may not certify the tax incremental base as provided in
par. (b) until it determines that each of the procedures and documents required by
sub. (3) (a),
(b),
(h) or
(j) and
par. (b) has been timely completed and all notices required under
sub. (3) (a),
(b),
(h) or
(j) timely given. The facts supporting any document adopted or action taken to comply with
sub. (3) (a),
(b),
(h) or
(j) are not subject to review by the department of revenue under this paragraph, except that the department may not certify the tax incremental base as provided in
par. (b) until it reviews and approves the findings made under
sub. (3) (h) 4. and
5. d.
60.85(5)(h)
(h) The town assessor shall identify upon the assessment roll returned and examined under
s. 70.45 those parcels of property which are within each existing tax incremental district, specifying the name of each district. A similar notation shall appear on the tax roll made by the town clerk under
s. 70.65.
60.85(5)(i)
(i) The department of revenue shall annually give notice to the designated finance officer of all governmental entities having the power to levy taxes on property within each district as to the equalized value of the property and the equalized value of the tax increment base. The notice shall also explain that the tax increment allocated to a town shall be paid to the town as provided under
sub. (6) (c) from the taxes collected.
60.85(6)
(6) Allocation of positive tax increments. 60.85(6)(a)(a) If the joint review board approves the creation of the tax incremental district under
sub. (4), and subject to
par. (am), positive tax increments with respect to a tax incremental district are allocated to the town which created the district for each year commencing after the date when a project plan is adopted under
sub. (3) (g). The department of revenue may not authorize allocation of tax increments until it determines from timely evidence submitted by the town that each of the procedures and documents required under
sub. (3) (d) to
(f) has been completed and all related notices given in a timely manner. The department of revenue may authorize allocation of tax increments for any tax incremental district only if the town clerk and assessor annually submit to the department all required information on or before the 2nd Monday in June. The facts supporting any document adopted or action taken to comply with
sub. (3) (d) to
(f) are not subject to review by the department of revenue under this paragraph except as provided under
par. (e). After the allocation of tax increments is authorized, the department of revenue shall annually authorize allocation of the tax increment to the town that created the district until the sooner of the following events:
60.85(6)(a)1.
1. The department of revenue receives a notice under
sub. (10) and the notice has taken effect under
sub. (10) (b).
60.85(6)(a)2.
2. Sixteen years after the tax incremental district is created.
60.85(6)(am)
(am) With regard to each district for which the department of revenue authorizes the allocation of a tax increment under
par. (a), the department shall charge the town that created the district an annual administrative fee of $150 that the town shall pay to the department no later than May 15. If the town does not pay the fee that is required under this paragraph, by May 15, the department may not authorize the allocation of a tax increment under
par. (a) for that town.
60.85(6)(b)1.1. No expenditure may be made for a tax incremental district that is created under this section later than 5 years after the tax incremental district is created.
60.85(6)(b)2.
2. The limitations on the period during which expenditures may be made under
subd. 1. do not apply to expenditures to pay project costs incurred under
ch. 32.
